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September 25th, 2019 by Marco Santarelli
How is The Austin Real Estate Market Doing in 2019?
If you are looking at buying a house in Austin as a potential investment opportunity, you must read till the end. Home prices in the Austin real estate market are expected to rise at a steady pace in 2020. So you might want to consider making your purchase sooner rather than later, to avoid higher housing costs down the road.
Austin is the capital of Texas and it is growing at a fast clip. The Austin real estate market isn’t the largest in the state of Texas, but there are a number of reasons to consider buying real estate in Austin, Texas. The Austin housing market has gained a lot of steam, with home values almost doubling since 2010. The Austin real estate market isn’t as big as Dallas, San Antonio or Houston.
Austin is only the fourth largest city in the state. However, the Austin housing market is sizable – it is the eleventh largest city in the U.S. as of this writing, and it is the center of a large metro area. Austin has come up as another tech hub in last 5 to 6 years. There are tons of high paying tech jobs moved to Austin in last couple of years.
The Austin-Round Rock metro area is home to about two million people. Recently Austin was ranked eighth for the best real estate markets, topping all other big Texas cities. Since the local economy is growing rapidly, Austin’s housing market is also booming in 2018.
If you are a home buyer or real estate investor, Austin has a track record of being one of the best long term real estate investments in the U.S. Let’s take a close look at the Austin housing market trends and forecasts and find out why you should invest in this hottest market in the state of Texas.
Is Austin Housing Market In A Bubble?
Would Austin remain as one of the top real estate markets in the country or would the bubble burst? Well, Austin isn’t considered to be in a real estate bubble because the demand is consistently high and inventory is very tight. This is good news for investors because you can expect steady activity and flow of people looking for housing.
They are either renting or buying homes, and the most recent market reports for area apartments and for sale housing indicate continued strength in these sectors. Despite the Austin metro area’s red-hot real estate market, sales did see a dip in June 2018.
On July 17, the Austin Board of Realtors released its June 2018 Market Report, detailing an interesting trend within the Austin market. The single family home sales in the Austin-Round Rock Metropolitan Statistical Area (MSA) experienced strong and steady growth in the first half of this year but declined in June 2018, according to the June & Midyear 2018 Central Texas Housing Market Report released today by the Austin Board of REALTORS.
Austin had lower affordability scores in the past including 1994-1996, 2000 and 2007. The price of Austin properties declined following the 2007 peak while prices remained relatively flat following the 1995 and 2000 peaks. According to a report published in Williamskw.com, Austin will remain a seller’s market.
The National Association of Realtors (NAR) suggests a “balanced” market is between 4-6 months of inventory. The entire Austin market is around 2.5 months. Austin inventory levels and number of days a home is listed for sale are increasing, yet not nearly enough for Austin to be a “buyers” market. That is not expected to change.
Home prices may increase by 4-6%. Interest rates may increase by 0.5-1% throughout the year. As Austin is a young city by many standards, Millennials will be the largest buying force in Austin 2018 and this trend should continue in 2019.
This is going to be more attractive for the areas being close to neighborhood amenities and close by shopping & hang out spots. Real estate industry experts think that there is a no bubble. Austin’s economy is strong, and varied. Overall there is a huge scarcity of homes for sale in Austin. It just hasn’t kept up with the pace of people moving here.
Austin Real Estate Market Forecasts 2019 & 2020
The median home value in Austin is $372,200 on Zilow. Austin home values have gone up 5.5% over the past year and their Austin real estate market prediction is that the prices will rise 2.1% within the next year. The median list price per square foot in Austin is $219, which is higher than the Austin-Round Rock Metro average of $158.
The median price of homes currently listed in Austin is $399,000. The median rent price in Austin is $1,770, which is higher than the Austin-Round Rock Metro median of $1,700.
Here is the Austin, TX real estate price appreciation graph by Zillow. It shows us the current home price appreciation forecast of 2.1% till Aug 2020.
Austin Housing Market Forecast 2019 – 2021
The Austin housing market forecast for the 3 years ending with the 3rd Quarter of 2021 is also positive. The accuracy of the Austin housing market trend prediction for Austin is 74%. Accordingly, LittleBigHomes.com estimates that the probability for rising home prices in Austin is 74% during this period. If this Housing Market Forecast is correct, home values will be higher in the 3rd Quarter of 2021 than they were in the 3rd Quarter of 2018.
Check this page each quarter for updates to the Austin Real Estate Market Forecast.
Austin Real Estate Market Trends
Latest Austin real estate market trends show a show a 0% week-over-week rise in average listing price and a 0% rise in median rent per month. A report from Trulia ranks Austin among 10 U.S. markets where list prices have stalled over the past year.
The Austin-Round Rock metro area ranks second on the list, with a median home price decrease of 3.4 percent over the past year. Trulia has 3,897 resale and new homes for sale in Austin, TX. These include open houses, and homes in the pre-foreclosure, auction, or bank-owned stages of the foreclosure process. The average house price in Austin is $550,378. The median house rent per month in Austin is $1,900.
If you look back at the last year’s data, in the first half of 2018, home prices in Austin continued to increase and housing inventory levels slowly declined amidst strong housing demand. The Austin-Round Rock area sold 3,299 single-family homes in the month of June, down from 3,415 in 2017.
Even with the decline, however, the median price for a single-family home in Austin still rose 4.9 percent year-over-year to $326,250. In the city of Austin, single-family home sales in the first half of 2018 edged upward 1.3 percent year-over-year to 4,757 sales and the median price for a single-family home increased 3 percent to $375,760.
During the same period, active listings decreased 10.1 percent to 1,279 listings; new listings decreased 3.9 percent to 6,458 listings; and pending sales rose 2.7 percent to 5,248 sales.
Data by Redfin.com shows that the Austin housing market is very competitive. Homes in Austin receive 2 offers on average and sell in around 15 days. The average sale price of a home in Austin was $390K last month, up 3.7% since last year. The average sale price per square foot in Austin is $214, up 4.9% since last year.
Homes typically receive 2 offers. Homes in the Austin housing market sell for about 1% below list price and go pending in around 15 days. Hot homes for sale in Austin, TX can sell for about 1% above list price and go pending in around 5 days.
In the past month, 1479 homes have been sold in Austin on Redfin. In addition to houses in Austin, there were also 924 condos, 70 townhouses, and 130 multi-family units for sale in Austin last month.
Austin Housing Market Statistics
There are 5,530 homes for sale in Austin, TX on Realtor.com. 411 of which were newly listed within the last week. Additionally, there are 3,332 Austin rental properties for sale, with a range of $384 to $78.8K per month. In August 2019 the Austin housing market was a seller’s market, which means there were roughly more buyers than there were active homes for sale.
According to Realtor.com’s statistics, the median list price of homes in Austin, TX was $429K in August 2019, trending up 4.6% year-over-year. The median listing price per square foot was $219. Homes in Austin, TX sold for approximately the asking price on average in August 2019. On average, homes in Austin, TX sell after 52 days on the market. The trend for median days on market in Austin, TX has gone up since last month, and slightly down since last year.
The median list price in Austin is $477,450 on Movoto.com. The median list price in Austin was less than 1% change from August to September. Austin’s home resale inventories is 2,396, which decreased 6 percent since August 2019. The median list price per square foot in Austin is $269. August 2019 was $267. Distressed properties such as foreclosures and short sales remained the same as a percentage of the total market in September.
Austin Downtown Homes For Sale
Downtown Austin is generally considered to range from East Martin Luther King Jr. Boulevard to Lady Bird Lake (north to south), with the eastern and western boundaries being I-35 and North Lamar Boulevard, respectively.
According to a report in Austin.curbed.com, the average asking price for Downtown properties is $602 per square foot, ranging from $205 per square foot (a planned single-family Clayton & Little home in Judge’s Hill asking $1.15 million) to $1,500 per square foot (a penthouse at the W Residences designed by Michael Hsu on the market for $3.45 million).
The below chart from NeighborhoodX shows price per sq.ft. for homes in Downtown Austin. Last year, the average asking price was $609 per square foot, ranging from $273 per square foot to $1,589 per square foot.
Austin, TX Single Family And Multi-Family Homes
Following the housing market decline in 2007, single family rental properties became favorable options for investors, saving in construction or refurbishment prices. The quick turnaround for an owner to rent out their property means cash flow is almost immediate.
Single family rental homes have grown up to 30% within the last three years. Almost all the housing demand in the US in recent years has been filled by single family rental units. As per the data from the real estate company called Neigborhoodscout.com, the median house price in Austin is $322,291, which indicates that houses in Austin are some of the most expensive in Texas.
Single family detached homes are the single most common housing type in Austin, accounting for 46.89% of the city’s housing units. One or two bedroom single family detached homes the most common type of housing units in Austin. Austin has a mixture of owner-occupied and renter-occupied housing.
Other types of housing that are prevalent in Austin include large apartment complexes, duplexes, homes converted to apartments and a few row houses.
Currently, there are 2,077 single family homes for sale in Austin, TX on Zillow. Additionally, there are 997 single family homes for rent in Austin, TX. Under potential listings, there are about 5 Foreclosed and 28 Pre-Foreclosure homes. These are the properties that may be coming to the market soon but are not yet found on a multiple listing service (MLS).
Austin, TX Foreclosures And Bank Owned Homes 2019
As per the Austin foreclosure data by Zillow, the percent of delinquent mortgages in Austin is 0.4%, which is lower than the national value of 1.1
There are currently 244 properties in Austin, TX that are in some stage of foreclosure (default, auction or bank owned) while the number of homes listed for sale on RealtyTrac is 836. In August 2019, the number of properties that received a foreclosure filing in Austin, TX was 18% lower than the previous month and 39% lower than the same time last year.
According to a report, the Austin area saw a 65 percent increase in what’s known as foreclosure starts in May 2018 compared with May 2017; that was followed by year-over-year increases of 44 percent and 29 percent in June 2018 and July 2018, respectively. The total number of foreclosure starts in Austin in July 2018 was 126.
What Is The Cost of living In Austin, TX?
Austin is the capital of Texas. The Austin-Round Rock metro area is home to about two million people. The city is known as a haven for live music, free thinking and free spirits. It has a distinct culture and flavor compared to the rest of Texas, which is a mostly conservative and traditional state.
According to WalletHub, among large U.S. cities, Austin ranked eighth, topping all other big Texas cities as well as San Jose, California; Atlanta; and Portland, Oregon. Among all 300 cities, Austin still ranked a respectable No. 36 for best real estate markets
Aside from high housing prices, the cost of living in Austin is relatively affordable. Overall, the cost of living for Austin is very reasonable. At three percent below the national average cost of living, moving to Austin may be an economical choice for you.
One of the most interesting factors in the cost of living for Austin is that the cost of housing is 15 percent below the national average. According to Sperling’s Best Places, grocery costs in Austin are slightly below the national average, with a rating of 89.1 against the U.S. average of 100, meaning it is about 11 percent lower than the national average on groceries.
The sales tax rate in Austin is 8.25 percent. There are no income taxes in Texas. Schools are largely funded through property taxes, which rise along with home prices. As home prices continue to skyrocket and people are increasingly forced to move to the distant suburbs to find affordable housing, a massive reworking of Austin’s building codes, known as CodeNext, promised to deliver some relief.
The median salary in Austin, TX is $51,596 and it is the 108th most expensive city in a database of 232 cities by NerdWallet.com. For a 2-bedroom apartment the median rent per is $1,184. The median price for 3/2 bedroom house is $276,634. Food and entertainment costs in Austin are reasonable. Redwood Austin is the area with the lowest cost of living.
Top 10 Areas With The Lowest Cost of Living in Austin – (List by Niche.com & prices by Livability.com)
Best Neighborhoods to Invest in Austin Rental Properties
If you are looking to invest in the Austin rental properties, you should know the best places to invest in. The three most important factors when buying a real estate anywhere are location, location, and location. Location creates desirability. Desirability brings demand. Demand would raise the price of your Austin rental real estate and you should be able flip it for a lump sum profit.
When looking to invest in Austin real estate, you need to find places where the expected property appreciation forecast is positive. The running costs for owning and managing an Austin investment property should be low. The neighborhoods in Austin must be safe to live in and should have a low crime rate.
The neighborhoods should be close to basic amenities, public services and shopping malls. There should be a natural and upcoming high demand for rental properties and a low supply of income properties. There are 179 elementary schools, 79 middle schools, 67 high schools and 104 private & charter schools. There are 99 neighborhoods in Austin.
Some of the best neighborhoods in or around Austin, Texas are Downtown Austin, West Oak Hill, Steiner Ranch, Rosedale, West Lake Hills, Barton Creek, Travis Heights, South Austin, Mueller, Hyde Park, East Austin, Crestview, Allandale, Barton Hills, Lost Creek, Rollingwood, Brentwood, and University of Texas-Austin.
West Lake Hills has a median listing price of $1.3M, making it the most expensive neighborhood. West University is the most affordable neighborhood in Austin, with a median listing price of $315K.
These are the 10 best neighborhoods in Austin to invest in real estate because they have the highest real estate appreciation rates (List by Neigborhoodscout.com).
Is Austin a Good Place to Invest in Real Estate?
Now that you know where Austin is, you probably want to know why we’re recommending it to real estate investors. Investing in real estate is touted as a great way to become wealthy. Should you invest in Austin rental real estate?
Many real estate investors have asked themselves if buying a rental property in Austin is good investment? You need to drill deeper into local trends if you want to know what the market holds for the year ahead.
We have already discussed the Austin housing market 2019 forecast for answers on why to put resources into this market. Although, this article alone is not a comprehensive source to make a final investment decision for Austin but we have collected ten evidence based positive things for those who are keen to invest in the Austin rentals in 2019.
Investing in Austin rentals will fetch you good returns in the long term as the home prices in Austin have been trending up year-over-year. Let’s take a look at the number of positive things going on in the Austin real estate market which can help investors who are keen to buy an investment property in this city.
1. The Massive Student Population
Many people want to invest in the Austin real estate market because there is a massive student population that will rent properties for a premium if they’re in easy commuting distance of the University of Texas Austin campus. That school alone has more than 40,000 students.
The Austin community college hosts about as many students as UT Austin. Huston Tillotson University, Saint Edward’s University and National American University are also located in this city.
2. Austin Is The Silicon Prairie
Austin Texas has been nicknamed Silicon Hills and Silicon Prairie because they’ve attracted so many high tech employers. This has resulted in an active upscale Austin real estate market. Major local employers include IBM, Amazon, Apple, Cisco Systems and a number of semiconductor manufacturers.
There are more than 3300 tech companies in the region and more than 100,000 tech workers all competing for homes in the Austin real estate market.
3. Austin, the Hidden Health Hub
One of the long-term strengths of the Austin is its diverse economy. The Austin real estate market dipped after the layoffs of the Dot-Com boom. They decided to solve the problem by encouraging medical and biotech employers to relocate to the area, too. As of this writing, there are 85 biotech and pharmaceutical companies in Austin.
4. Austin, the State Capital
Texas is unique for having a biannual legislature. They don’t have the state legislature in town year round. Instead, they are only in session several months every two years. This leads to an influx of legislators, reporters and lobbyists every other year. This creates a unique but predictable boom and bust for the Austin housing market in the vicinity of the capital building.
5. Quality of Life
One of the factors driving the Austin real estate market is the intangible but well documented quality of life the city provides. In 2017, US News and World Report ranked the city first for quality of life. In 2016, Austin was ranked first on a Forbes list of Cities of the Future list.
In 2017, that same magazine ranked the South River City neighborhood as one of the best for Millennials. WalletHub ranked the city sixth in their list of best places to live in 2017. In 2012, the FBI ranked Austin one of the safest cities in the country.
6. A Relatively Friendly City for Landlords
T.exas in general is very landlord friendly, though cities can have their own, stricter ordinances. Texas doesn’t specifically let tenants withhold rent for failure to provide essential services. You can evict someone for nonpayment of rent after three days. Texas doesn’t set a limit on security deposits.
Texas doesn’t require a minimum time frame before you increase the rent. For major lease violations, you can terminate the lease then and there and give them three days to vacate.
Knowing you won’t spend months trying to evict a non-paying tenant is a good reason to consider the Austin real estate market or another Texas housing market over more liberal cities.
7. The Excellent Tax Environment
Texas’ property taxes may be high, but this is offset by the lack of a state income tax. There is, overall, a low state and local tax burden for investors. That makes this a great place to buy a home and rent it out.
8. Affordable Real Estate
Homes in Austin are 23% cheaper than the national average. It may be the second most expensive housing market in the state with a median home price of around $350,000, but it is still far cheaper than California or New York.
Buy up condos or townhomes, and you’ll be able to see a sizable return on the investment. For example, studio apartments rent for around $780 in Austin versus the $700 national average, while an Austin 1 bedroom apartment rents for almost a $1000 though the national average is $825 a month.
A three bedroom apartment in Austin rents for $1500-$1600 while the national average is closer to $1400 a month.
9. Positive Demographic Momentum
About half of Austin’s population is between 18 and 44, though that figure is skewed by the large student population. However, the reality is that many college graduates choose to stay here because of the abundant, well-paying jobs.
After all, Austin has the highest per capita of high paying jobs of any Texas city. This helps explain why the Austin housing market is growing at the fastest rate of any major city in Texas.
Many of these young adults are starting their families here, creating certain future demand for housing in the Austin real estate market.
10. Certain Future Appreciation for Austin Real Estate
An author in Forbes wrote in 2016 that Austin real estate is appreciating at one of the highest rates in the state because of NIMBY-ism, a reluctance to develop riverfront or Texas hill country to build new homes. This has pushed development out along the highway and forced dense development in areas already zoned for housing.
This pushes up the price for existing homes, driving many in the Austin housing market to rent when they want to buy, while it guarantees capital gains for those who buy and hold property.
During the latest twelve months, Austin’s real estate appreciation rate, at 7.01%, has been at or slightly above the national average. In the latest quarter, Austin’s real estate appreciation rate has been 2.05%, which annualizes to a rate of 8.45%.
Austin Real Estate Investment
Maybe you have done a bit of real estate investing in Austin, TX but want to take things further and make it into more than a hobby on the side. It’s only wise to think about how you can and should be investing your money. In any property investment, cash flow is gold.
A good cash flow means the investment is, needless to say, profitable. A bad cash flow, on the other hand, means you won’t have money on hand to repay your debt.
Therefore, finding a good Austin real estate investment opportunity would be a key to your success. If you invest wisely in Austin rental real estate, you could secure your future. If you are a beginner in the business of cash flow real estate investing, it very important to read good books on real estate.
The less expensive the Austin rentals are, the lower your ongoing expenses will be. Roughly a $150,000 property is what some experts recommend starting with.
Most investors naturally gravitate to residential property investment. When looking for the best real estate investments in Austin, you should focus on neighborhoods with relatively high population density and employment growth.
Both of them translate into high demand for housing. If housing supply meets housing demand, real estate investors should not miss the opportunity since entry prices of homes remain affordable.
You must also collaborate and learn from savvy real estate investors who have retired early on in their lives by investing in some of the best real estate markets like Austin, TX. With Austin, Texas, becoming a more diverse city every year, there are plenty of opportunities to take advantage of – from buying new homes to different investing options in the Austin real estate market.
Austin is a leader across the country with jobs and when you combine that with home prices not as drastically increasing, you’ll get a real estate market that many others envy.
Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process.
They are well-informed about critical factors that affect your specific market area, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing and interest rates.
NORADA REAL ESTATE INVESTMENTS strives to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in the U.S. growth markets. We can help you succeed by minimizing risk and maximizing profitability.
The aim of this article was to educate investors who are keen to invest in Austin real estate in 2019. Purchasing an investment property requires a lot of studies, planning, and budgeting. Not all deals are solid investments. We always recommend to do your own research and take help of a real estate investment counselor.
Other Best Places In Texas To Invest In Real Estate
Apart from the Austin real estate market, you can also invest in the housing market of Houston, TX. If you are a home buyer or real estate investor, Houston definitely has a track record of being one of the best long term real estate investments in America through the last ten years.
The Houston Real Estate Market forecast 2019 is good, and current housing prices are relatively low, so if you want to get on board the Houston real estate investing then now would be a great time to do so.
The Houston metro area offers great opportunities for investors who are looking for a stable market that offers both cash flow and equity growth at a price that is STILL well below their replacement value.
The median home value in Houston is $185,600. Houston home values have gone up 7.2% over the past year and their Houston real estate market prediction is that they will rise 3.4% within the next year.
The El Paso real estate market is another hot market to invest in. El Paso real estate market was ranked at 4th in Trulia’s hottest real estate markets to watch in 2018. El Paso’s strong job growth, affordability, low vacancy rates and high population of young household were pivotal in the ranking process.
The cost of living in El Paso is lower than the national average, while the cost of housing is well below that of other major metropolitan areas, including Houston and Austin.
The Central, Cielo Vista and Mesa Hills areas offer more affordable rental properties for sale, while neighborhoods in the northwestern and eastern parts of the metro area have some of the more expensive housing inventory.
The amount residents spend on everyday expenses, such as food and transportation, is slightly less than what the average American pays.
The next one is the San Antonio real estate market. The median home value in San Antonio is $167,600. San Antonio home values have gone up 8.0% over the past year and Zillow predicts they will rise 2.5% within the next year.
For those who want to invest in rental real estate, the San Antonio real estate market is an ideal location because of the outsized military presence. Fort Sam Houston is located inside the city limits.
Lackland Air Force Base, Randolph Air Force Base, Camp Bullis and Camp Stanley are located in the immediate vicinity. This means that there is a large population that will almost always rent because they don’t know where they’ll be sent on their next assignment.
San Antonio has a dearth of affordable housing because demand is so much greater than the supply. This has created a large number of renters who need to pay quite a bit to rent apartments or single family homes.
We know there is a lack of housing relative to demand when a balanced market has a 6 month home inventory and San Antonio has only a two month inventory.
How can we not mention Dallas in this list? The Dallas housing market in 2019 is shaping up to continue the trend of the last few years as one of the strongest markets in the United States. Despite some fluctuations in the market, demand and sales have continued to climb at a feverish pace for more than two years and show no signs of stopping.
Dallas’s local economy is a mix of aerospace, computer chips, telecommunications, transport, energy, and healthcare sectors and the Finance and Business services. These sectors are all providers of good wages which allows for a strong market for Dallas investment properties.
Dallas’s population has grown at twice the national rate for years now and this pushes the prices of Dallas investment properties higher due to builders not being able to keep up.
Dallas’s housing prices have increased 29% over the last three years, even with these increases in home prices, they are still competitive for investment properties and you can expect further increases over the years. If you want to buy an investment property in Dallas, don’t wait around, go ahead and do it.
Let us know which real estate markets you consider best for real estate investing! If you need an expert investment advise, you may fill up the form given here.
One of our investment specialists will get in touch with you to discuss all facets of searching for, buying, and owning a turnkey investment property.
*Remember, caveat emptor still applies when buying a property anywhere. The information contained in this article was pulled from third party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, the Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US.
UT Austin / Austin colleges
Landlord friendly http://capstonecapitalusa.com/the-most-friendly-8-landlord-states https://www.rentcafe.com/blog/renting/states-best-worst-laws-renter
Cost of Living https://www.nerdwallet.com/cost-of-living-calculator/city-life/austin https://www.tripsavvy.com/austins-cost-of-living-255111 https://livability.com/tx https://www.niche.com/places-to-live/search/suburbs-with-the-lowest-cost-of-living/m/austin-metro-area
Is Austin In A Bubble https://www.quora.com/Is-the-Austin-real-estate-market-a-bubble-If-so-when-will-it-burst https://www.williamskw.com/blog/5-Predictions-for-the-Austin-Real-Estate-Market-in-2018/53486
Market Trends and Forecasts https://www.zillow.com/austin-tx/home-values https://www.trulia.com/real_estate/Austin-Texas/market-trends https://www.realtytrac.com/statsandtrends/tx/travis-county/austin http://austin.culturemap.com/news/real-estate/08-30-18-austin-home-foreclosures-rise-report https://www.redfin.com/city/30818/TX/Austin/housing-market https://www.realtor.com/realestateandhomes-search/Austin_TX/overview https://www.movoto.com/austin-tx/market-trends https://www.littlebighomes.com/real-estate-austin.html http://austin.culturemap.com/news/real-estate/09-11-18-best-real-estate-markets-in-us-austin-wallethub
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